190 Lynn Meadows Ln · Florissant, MO 63033

$119,900

3 bd · 1.0 ba · 864 sqft · SingleFamily · 55 Days on market

Built 1955 7,562 sqft lot Est $125k · at est.

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +7.7/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

For Comp purposes only

Key facts

• 7,562 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.3% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, commute F.
• Ferguson-Florissant R-II (suburban): math 7% / reading 20% proficiency, ranked #311 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robinwood Elementary (math 11% / reading 25%, grade F, #962 of 1,115 statewide, top 86%, 312 students, 99% FRL); Mccluer North High (math 5% / reading 28%, grade F, #487 of 521 statewide, top 93%, 1,136 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 221 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 7.5% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Lynn Meadows Ln	0.00mi	3/1.0	864 (0%)	0mo	$119,900	$139	100
105 Capri Dr	0.10mi	3/1.0	864 (0%)	7mo	$144,900	$168	90
16 Montclair Ct	0.18mi	3/2.0	864 (0%)	4mo	$100,000	$116	84
4 Saint James Ct	0.24mi	2/1.0 (-1)	898 (+4%)	7mo	$130,000	$145	72
1210 Saint Richard Dr	0.29mi	2/1.0 (-1)	791 (-8%)	2mo	$115,000	$145	66
13 Saint Thomas Ct	0.45mi	3/1.0	912 (+6%)	6mo	$135,000	$148	65
1125 Apache Dr	0.41mi	3/1.0	957 (+11%)	1mo	$100,000	$104	62
1950 Washington St	0.22mi	2/2.0 (-1)	792 (-8%)	6mo	$20,000	$25	62
210 Derhake Rd	0.46mi	2/1.0 (-1)	792 (-8%)	2mo	$109,900	$139	58
1185 Saint Matthew Dr	0.50mi	2/1.0 (-1)	792 (-8%)	4mo	$128,000	$162	54
20 Derhake Rd	0.65mi	2/1.0 (-1)	792 (-8%)	1mo	$139,900	$177	50
1145 S Waterford Dr	0.43mi	3/2.0	984 (+14%)	4mo	$165,000	$168	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.51% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 3.87×
• Total profit: $96,394
• Equity at exit: $108,015

10-year hold

• IRR: 32.9%
• Equity multiple: 9.42×
• Total profit: $282,716
• Equity at exit: $232,939

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63033

• Home prices YoY: 2.5%
• Rents YoY: 7.5%
• Active inventory: 221
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $374

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $457	-5% $416	+0% $374	+5% $333	+10% $292
Rent	-10% $254	-5% $314	+0% $374	+5% $435	+10% $495
Rate	-1.0pp $435	-0.5pp $405	base $374	+0.5pp $343	+1.0pp $312

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Lynn Meadows Ln Florissant, MO	3.0	1.0	864	$1,450	$1.68	24d	1	0.14mi
765 Bobbins Ln Florissant, MO	3.0	1.0	1107	$1,450	$1.31	45d	1	0.31mi
297 Saint Eugene Ln Florissant, MO	2.0	1.0	1100	$1,100	$1.00	45d	1	0.37mi
1465 W Duchesne Dr Florissant, MO	3.0	1.0	896	$1,500	$1.67	45d	1	0.43mi
1050 Ozment Dr Florissant, MO	3.0	2.0	984	$1,525	$1.55	45d	1	0.49mi
1600 Washington St Florissant, MO	3.0	1.5	1095	$1,250	$1.14	21d	1	0.54mi
1095 Ozment Dr Florissant, MO	3.0	2.0	984	$1,461	$1.48	24d	1	0.54mi
1180 S New Florissant Rd Florissant, MO	3.0	1.0	925	$1,225	$1.32	24d	1	0.56mi
20 Saint Benedict Ln Florissant, MO	3.0	1.5	1092	$1,525	$1.40	21d	1	0.64mi
24 Barto Dr Saint Louis, MO	3.0	1.0	864	$1,400	$1.62	45d	1	0.68mi
1725 Saint Catherine St Florissant, MO	3.0	1.0	1107	$1,800	$1.63	15d	1	0.72mi
36 Connolly Dr Saint Louis, MO	3.0	1.0	1024	$1,149	$1.12	24d	1	0.74mi
11 Anistasia Dr Saint Louis, MO	3.0	1.5	1120	$1,345	$1.20	24d	1	0.80mi
221 Barto Dr Saint Louis, MO	3.0	2.0	958	$1,295	$1.35	21d	1	0.82mi
1670 Arundel Dr Florissant, MO	3.0	2.0	1012	$1,450	$1.43	24d	1	0.86mi
1502 Summer Run Dr #108 Florissant, MO	2.0	1.5	922	$1,200	$1.30	24d	1	0.88mi
107 Anistasia Dr Saint Louis, MO	2.0	2.0	1030	$1,400	$1.36	24d	1	0.90mi
1275 N Florissant Rd Saint Louis, MO	2.0	1.0	1008	$1,275	$1.26	24d	1	0.90mi
220 Du Bourg Ln Florissant, MO	2.0	1.0	816	$1,150	$1.41	45d	1	0.92mi
46 Bascom Dr Saint Louis, MO	2.0	1.0	932	$1,175	$1.26	45d	1	0.98mi
241 Flora Dr Saint Louis, MO	2.0	1.0	703	$1,075	$1.53	24d	1	0.98mi
135 Saint Maurice Ln Florissant, MO	3.0	1.0	816	$1,395	$1.71	45d	1	1.05mi
171 Elbring Dr Saint Louis, MO	3.0	1.5	1008	$1,395	$1.38	13d	1	1.06mi
153 Bascom Dr Saint Louis, MO	3.0	1.0	1076	$1,195	$1.11	21d	1	1.07mi
263 Sadonia Ave Saint Louis, MO	3.0	2.0	888	$1,350	$1.52	45d	1	1.13mi
1004 N New Florissant Rd Florissant, MO	2.0	1.0	719	$1,375	$1.91	24d	1	1.14mi
24 Vierling Dr Saint Louis, MO	2.0	1.0	850	$1,290	$1.52	8d	1	1.15mi
260 Sadonia Ave Saint Louis, MO	3.0	2.0	1088	$1,623	$1.49	21d	1	1.15mi
1045 N New Florissant Rd Florissant, MO	2.0	1.0	783	$1,250	$1.60	15d	1	1.18mi
7025 Richwood Ln Hazelwood, MO	3.0	1.0	936	$1,375	$1.47	19d	1	1.19mi
305 S Lafayette St Florissant, MO	3.0	1.0	864	$1,409	$1.63	17d	1	1.22mi
8507 Tally Ho Dr Hazelwood, MO	2.0	1.5	1478	$1,300	$0.88	45d	5	1.25mi
8330 Woodhurst Dr Saint Louis, MO	3.0	1.0	1120	$1,000	$0.89	8d	1	1.49mi

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-17
   price $119,900
3. 2026-04-04
   price $125,000
4. 2026-03-02
   listed $135,900 Active
5. 2026-02-28
   historical $135,900
6. 2026-02-28
   listed $129,900 Active
7. 2026-02-25
   historical
8. 2022-05-12
   soldstatus Closed 22-char remark

   Show marketing remark (22 chars)

   For Comp purposes only

9. 2022-04-24
   status Pending 22-char remark

   Show marketing remark (22 chars)

   For Comp purposes only

10. 2022-04-20
    listed $105,000 Active 22-char remark

    Show marketing remark (22 chars)

    For Comp purposes only

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,274
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,488
• Taxable income: $2,748
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,834/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ferguson-Florissant R-II
• NCES district ID: 2912010
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $44,610
• Composite: 11.96/100
• National rank: #9666
• State rank: #311 of 324 in MO

Livability — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

Amenities D+ Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,056
• Household income: $66,776
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 1429.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.78%
• Current HPI: 570.6
• Rent YoY: ▲ 7.51%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+14.2% since first listed

10 events — show timeline

• 2026-04-25 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-04-04 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $135,900 MARIS as Distributed by MLS Grid
• 2026-02-28 Coming Soon $135,900 MARIS as Distributed by MLS Grid
• 2026-02-28 Listed $129,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Coming Soon — MARIS as Distributed by MLS Grid
• 2022-05-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-04-24 Pending — MARIS as Distributed by MLS Grid
• 2022-04-20 Listed $105,000 MARIS as Distributed by MLS Grid